180 Gifford Way
Sacramento 95864 · Sierra Oaks · City of Sacramento · Coordinates: 38.56528, -121.40092
Executive Verdict · Public-Records Synthesis
Zoned R-1 in City of Sacramento with likely ADU & SB 9 infill eligibility and zero mapped flood, fire, or fault hazard overlaps; benchmark value $815,000 ($717,000–$913,000).
Upsides & Opportunities
- ✓ ADU & SB 9 infill pathways screen as likely eligible
Zoned R-1 supports ministerial ADU/JADU review plus SB 9 both two-unit development and ministerial urban lot split on a 9,583 sq ft lot.
Source: City of Sacramento zoning · CA Gov. Code 66314 & 65852.21
- ✓ Documented permitted upgrades (+$31,254 contributory est.)
Public building records show issued construction/renovation work on this parcel (7 total permits, latest Mar 27, 2026).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (parcel APN)
- ✓ Above-average reinvestment in Sierra Oaks
50 substantial renovation & housing permits over 24 months (72.0 per 1,000 parcels vs. 30.4 citywide baseline) (#83 of 102 neighborhoods).
Source: City of Sacramento CDD, Issued Building Permits (Current Year) (Sierra Oaks)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: reduced flood risk due to levee)
all of the lot of the parcel intersects Zone X: reduced flood risk due to levee. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: Sacramento Country Day School - New Arts Building (0.27 mi N, in review). Inspect timeline history before assuming near-term completion.
Source: City of Sacramento CDD, Issued Building Permits (Current Year) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$9,741/yr at $815,000)
Sale triggers reassessment to 1.00% base + ~0.14% voter debt (~$812/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 9,583 sq ft (0.22 ac)
- Assessor use:
- Residential · Single Family · Subdivision
- Tax rate area:
- 03162
- Addresses on lot:
- 180 GIFFORD WAY
Zoning & Land Use
R-1 — Single-Unit Dwelling Zone (R)
2040 General Plan: Neighborhood (FAR up to 1)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADULikely eligible
Zoned R-1 (single-family residential): state law allows ADUs where homes are allowed.
- SB 9: two homes on the lotLikely eligible
Zoned R-1, a single-family residential zone.
- SB 9: split into two lotsLikely eligible
Zoned R-1, a single-family residential zone. The lot is 9,583 sq ft by the assessor, room for two lots of at least 1,200 sq ft, each at least 40% of the original.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- Not in a State-mapped fire hazard severity zone
- FEMA National Flood Hazard Layer
- Zone X: reduced flood risk due to levee (all of the lot) · FIRM panel 06067C0184H, effective August 16, 2012
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $717,000 – $913,000 · Status: Off market
HUD Small Area FMR (ZIP 95864) · FY 2026
Studio $1,840 · 1BR $1,930 · 2BR $2,370 · 3BR $3,150 · 4BR $3,640
Developments Deserving Closer Investigation & Active Area Builders
- Sacramento Country Day School - New Arts Building (In review)0.27 mi N
In "In review" for 11 mo (since Dec 9, 2025), exceeding the 241d median and 334d 75th percentile for new commercial / non-residential building permits in City of Sacramento (n=150). High-impact scale ($4,455,877 declared valuation across 2 permits).
- New home at 10 Latham Ln (Finaled / completed)0.28 mi NE
High-impact scale (1 housing unit, $1,012,000 declared valuation across 1 permit).
- MAIN Permit - Redwoods at Rio Condominiums Bldg 1 (6 Units) + Site Work (Issued)0.5 mi NW
High-impact scale (9 housing units, $2,835,000 declared valuation across 6 permits).
Entity-resolved builders & contractors in ½ mile: Odem Home Improvement (2 on parcel, 2 in ½ mi · Remodel / interior alteration); Dynamic Pools And Spas (1 on parcel, 1 in ½ mi · Pool / spa); Garick Air Conditioning Service (1 on parcel, 1 in ½ mi · HVAC / heat pump); On Time Air Conditioning And Heating (1 on parcel, 1 in ½ mi · HVAC / heat pump); Gp Development (31 in ½ mi · Commercial tenant improvement).
Permit & Project History on This Parcel (7 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| RES-2606148 | HVAC / heat pump | Finaled | Iss. Mar 27, 2026 | $8,716 | Change-out Ducts Only to Ducts Only. The existing unit shall be removed. The new unit shall be placed in the same locati… |
| RES-2022609 | Pool / spa | Expired Permit | Iss. Jan 11, 2021 | $65,000 | EPC - in ground gunite swimming pool @ 390 SF WITH 1680 SF OF DECKING |
| RES-2015024 | Remodel / interior alteration | Finaled | Iss. Aug 27, 2020 | $1,200 | Permit To Complete Work on Expired Permit RES-1903949 - Interior remodel, convert existing game room to 3rd bathroom and… |
| RES-1923627 | HVAC / heat pump | Finaled | Iss. Dec 5, 2019 | $14,752 | Change-out w/new ducts Split System to Split System. The existing unit shall be removed. The new unit shall be placed in… |
| RES-1906913 |